2A, 2B and 2C, West Hill, Reading, RG1 2PN

1. 1.The buildings are of unacceptable design due to their poor-quality, inappropriate front façade layout and appearance, disjointed arrangement of features including an additional gable end and additional front doors. The large areas of tarmac and paved rear gardens are also harmful to the character of the site. This results in a development which fails to positively contribute to, and harms, the character of the site and the surrounding area, contrary to Policy CC7 of the Reading Borough Local Plan 2019, and para 135 and 139 of the NPPF 2024.
2. 2.The internal layout of the units results in basement bedrooms in each property having a window with no outlook or access to natural sunlight/daylight, and two bedrooms measuring below the national minimum space standards, resulting in amenity harm to the occupants of these rooms, contrary to Policy CC8 of the Reading Borough Local Plan 2019 and para 135 of the NPPF 2024.
3. 3.The retrospective proposal has resulted in the complete loss of the private outdoor amenity space of the rear gardens of nos. 112-122 Southampton Street and the erection of a high-level retaining wall very close to the rear elevations of those properties. This has resulted in significant harm to the amenity of those residents from there being no access to any external private amenity space, the overbearing effects of a very high solid structure close to their rear wall, and the loss of privacy for those residents due to overlooking from the car parking areas in the application site, contrary to Policy CC8 of the Reading Borough Local Plan 2019 and para 135 of the NPPF 2024.
4. 4.The application fails to demonstrate adequate and appropriate soft landscaping and details of management and maintenance, resulting in harm to the character, appearance and biodiversity of the site, contrary to Policies CC7, EN12 and EN14 of the Reading Borough Local Plan 2019 and Paragraph 136 of the NPPF 2024.
5. 5.The position of the electric access gate poses a risk to the effective functioning of the highway networks, and a risk to safety of the users of the highway network, including pedestrians, contrary to Policy TR3 of the Reading Borough Local Plan 2019 and para 116 of the NPPF 2024.
6. 6.In the absence of a completed legal agreement to secure an off-site contribution to affordable housing in Reading, the proposed development fails to demonstrate that it would positively contribute to the provision of affordable housing in the Borough,

From the council's decision notice.

Postcode

RG1 2PN

Application type

Full planning permission

Scale / size

Small

Date validated

5 January 2026

Consultation expiry

27 January 2026

Consultation end

27 January 2026

Target decision date

27 January 2026

Application expires

2 March 2026

Statutory period

56 days

Planning Portal ID

PP-14583933

Documents

20